348 Meander Dr · Bullhead City, AZ 86442

$99,900

2 bd · 1.0 ba · 907 sqft · Land public records · 2 Days on market

Built 1983 6,036 sqft lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of Bullhead City, only minutes from the beautiful Colorado River! Grab this handyman special while it's available! This 2 bedroom, 1 bath singlewide has an additional un permitted 300 sq ft room attached, complete with a 3/4 bathroom. The yard is spacious and has lots of potential with room for RV parking and full hookups installed! Perfect for a vacation home, rental property or even your next home sweet home! Just minutes from shopping, dining, hospitals and the casinos!

Key facts

• Spacious lot
• Functional layout
• Desert retreat

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• DESERT RETREAT

Property features AI

Finance

• Other: Lot size (assessor): 6,036 sq ft
• HOA & community: Association fee includes: other (see remarks)

Exterior

• Parking: 3 open parking spaces
• Utilities: City water; Septic tank
• Home design: Single family residence; Fee simple ownership
• Construction: Construction materials listed as other; Roof details available in remarks; Building area source: Assessor
• Exterior features: Other construction materials; No fencing; Roof details available in remarks; Lot features: none

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Up to 2 possible bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details available in remarks; Cooling details available in remarks
• Interior features: Refrigerator; Dishwasher; Additional interior details available in remarks
• Laundry & utility: Laundry details available in remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.1% vs local median 3.7% in Bullhead City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#103 in AZ) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, crime D-.
• Bullhead City School District (4378) (town): math 16% / reading 22% proficiency, ranked #189 of 249 in AZ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sunrise Elementary (math 17% / reading 17%, grade F, #814 of 1,109 statewide, top 76%, 434 students, 77% FRL); Bullhead City Middle School (math 14% / reading 23%, grade F, #140 of 218 statewide, top 65%, 508 students, 78% FRL).
• Market conditions: Rents soft (-0.9%/yr); 710 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 2,543 units permitted in Mohave County in 2024 (33 in 5+ unit buildings).
• This rent runs 31% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mohave County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $5,538
• Equity at exit: $14,895

10-year hold

• IRR: 12.0%
• Equity multiple: 1.83×
• Total profit: $23,172
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 86442

• Home prices YoY: -27.0%
• Rents YoY: -0.9%
• Active inventory: 710
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$524
• Tax from tax record: −$30 /mo · $365/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $400

Break-even live

Break-even rent $754

Max offer price $99,900

Occupancy floor 63%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
346 Rio Grande Ct Bullhead City, AZ	2.0	2.0	1030	$1,200	$1.17	1d	1	0.30mi
1772 Rio Grande Rd Bullhead City, AZ	2.0	1.0	823	$935	$1.14	1d	5	0.31mi
363 Rio Grande Ct Bullhead City, AZ	2.0	2.0	940	$950	$1.01	12d	1	0.33mi
342 Santa Maria Ave Bullhead City, AZ	3.0	2.0	1056	$1,200	$1.14	7d	1	0.35mi
2081 Diamond Dr Bullhead City, AZ	2.0	2.0	720	$1,050	$1.46	13d	1	0.42mi
201 Riverfront Dr #3 Bullhead City, AZ	2.0	2.0	1013	$1,900	$1.88	1d	1	0.47mi
2175 Riviera Blvd Unit 4 Bullhead City, AZ	2.0	1.0	800	$950	$1.19	13d	1	0.69mi
644 Swan Dr Bullhead City, AZ	2.0	1.0	775	$1,050	$1.35	13d	1	0.70mi
370 Riverfront Dr Bullhead City, AZ	2.0	1.0	698	$1,500	$2.15	1d	1	0.72mi
405 Anna Cir Unit A Bullhead City, AZ	3.0	2.0	1076	$1,350	$1.25	13d	1	0.77mi
2149 Hermosa Dr Bullhead City, AZ	2.0	1.0	765	$1,250	$1.63	13d	1	0.79mi
2030 Coronado Dr Bullhead City, AZ	2.0	2.0	843	$1,050	$1.25	13d	1	0.80mi
548 Ramar Rd Bullhead City, AZ	2.0	2.0	949	$1,400	$1.48	13d	1	0.83mi
437 Riverfront Dr Unit 2 Bullhead City, AZ	2.0	1.0	682	$1,400	$2.05	20d	1	0.89mi
437 Riverfront Dr Unit 4 Bullhead City, AZ	2.0	1.0	1080	$1,650	$1.53	20d	1	0.89mi
437 Riverfront Dr Unit 3 Bullhead City, AZ	2.0	1.5	700	$1,600	$2.29	20d	1	0.89mi
454 Riverfront Dr #105 Bullhead City, AZ	2.0	2.0	840	$1,200	$1.43	13d	1	0.93mi
546 Roadrunner Dr Bullhead City, AZ	3.0	2.0	922	$1,300	$1.41	13d	1	0.97mi
813 Gemstone Ave Bullhead City, AZ	2.0	2.0	1000	$1,200	$1.20	13d	1	1.09mi
945 Holly St Bullhead City, AZ	2.0	1.0	967	$1,295	$1.34	13d	1	1.45mi

Listing history 3 events

1. 2026-06-18
   days on market $99,900 Active 2 DOM
2. 2026-06-16
   remarks 369-char remark
3. 2026-06-16
   listed $99,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $365 · $30/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$295/yr (+$25/mo · 80.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥116°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,123
• − Mortgage interest: −$5,596
• − Property taxes: −$365
• − Insurance: −$500
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,906
• Taxable income: $3,337
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,996/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bullhead City School District (4378)
• NCES district ID: 0401500
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $37,109
• Composite: 15.83/100
• National rank: #9263
• State rank: #189 of 249 in AZ

Livability — Bullhead City

• Score: 64/100
• State rank: #103
• US rank: #14458

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D Housing A+ Health & safety C- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bullhead City, AZ
• County: Mohave County · 181,906 people
• City population: 43,354
• Metro: Lake Havasu City-Kingman, AZ
• Population (ZIP): 34,735
• Household income: $48,081
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 1040.0

Population outlook (Mohave County) Hauer SSP2

• Today (2025): 209,184 people
• By 2030: 209,674 · +0.2%
• By 2040: 205,897 · -1.6%
• By 2050: 196,810 · -5.9%
• By 2075: 169,454 · -19.0%
• By 2100: 136,630 · -34.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 22% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 3% Romanian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 11%

Political lean MEDSL · Mohave

• 2024 margin: Solid R (+55.8) · D 21.8% · R 77.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -32.9pp · 2024: -55.8pp
• All cycles: 2024: R+55.8 2020: R+51.3 2016: R+51.5 2012: R+42.6 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.11%
• Current HPI: 270.3297
• Rent YoY: ▼ -0.90%
• Metro: Lake Havasu City-Kingman, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+170.0% since first listed

11 events — show timeline

• 2026-06-16 Listed $99,900 ARMLS
• 2024-10-15 Sold (Public Records) $85,000 Public Records
• 2024-10-15 Sold (MLS) $85,000 WARDEX
• 2024-10-02 Pending — WARDEX
• 2024-10-02 Relisted — WARDEX
• 2024-08-14 Price Changed $99,900 WARDEX
• 2024-06-28 Price Changed $105,000 WARDEX
• 2024-06-05 Listed $119,900 WARDEX
• 2004-02-11 Sold (Public Records) $45,000 Public Records
• 2001-10-31 Sold (Public Records) $33,000 Public Records
• 1997-03-07 Sold (Public Records) $37,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $365 · +3.3% YoY. Source: county tax records.